element 2 - housing element
Town of Anderson Comprehensive Plan
July 2005
ELEMENT 2 - HOUSING ELEMENT 2.1
INTRODUCTION
Housing characteristics are related to the social and economic conditions of a community’s residents and are an important element of a comprehensive plan. Information in this element will provide data about the current housing stock, as well as identify significant changes in the number of housing units and other housing characteristics. The ability of a community to provide an adequate housing supply for all persons and income levels is key to its economic prosperity and the well being of its inhabitants. The Town of Anderson encourages and promotes the private sector to address the needs of all income levels, age groups, and persons with special needs in the development of housing within the town. The town itself cannot independently supply the range of housing needs local residents may in fact desire. As a result, the private sector is encouraged to make available the development or redevelopment of land to accommodate housing choices for all income levels and housing types, including low-and moderate-income.
2.2
EXISTING HOUSING CHARACTERISTICS
Table 2.1 addresses the number and type of housing units for the period 1980-2000. During that time period, total housing units increased by 24, an increase of 25 percent. Occupied housing units (households) continued to decline during that time frame, but the number of vacant units, after a loss from 1980-1990 and a gain from 1990-2000, became greater by year 2000 for a net gain of 26 units. Table 2.1: Housing Stock 1980-2000 1980
1990
2000
Change 1980-1990
Change 1990-2000
Total Housing Units
94
76
118
-18
42
Total Occupied Housing Units (Households)
33
31
28
-2
-3
Owner-Occupied Units
29
28
25
-1
-3
Renter Occupied Units
4
3
3
-1
0
Vacant Units
17
6
43
-11
37
Seasonal or Occasional Use Units
44
39
47
-5
8
2.76
2.23
2.18
-0.53
-0.05
Town of Anderson
Average Household Size Source: US Census Bureau 1980, 1990, 2000
A gradual decline of inhabitants per occupied household (average household size) is occurring throughout Iron County. Table 2.1 indicates that in 2000 the Town of Anderson had an average of 2.18 persons per household, representing a decline from both 1980 and 1990 levels. The
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Housing
Town of Anderson Comprehensive Plan
July 2005
central trends causing this decline include the out migration of inhabitants over the age of 18 for work or school, overall smaller family sizes, fewer families with children moving into the town, and fewer children being born to town residents. Additionally, many households are composed of retired couples or are single person households. Occupancy Characteristics Table 2.2 compares in detail the occupancy and tenure characteristics for the Town of Anderson, Iron County, and the State of Wisconsin. As referenced in the table, 90 (76.3%) of all town housing units in 2000 were identified as vacant with 52.2 percent of those vacant units reported as seasonal, leaving a “true” vacancy rate of 36.4 percent. In comparison, Iron County had 46.0 percent of housing units vacant (82.3% seasonal) for a “true” vacancy rate of 8.1 percent. Because of the high seasonal housing levels, housing vacancy rates in the town and the county were greater than the state rate. According to Census 2000, renter-occupied units comprised 10.7 percent of all occupied housing units in the Town of Anderson. Compared to 19.3 percent for the county and 31.6 percent for the state, the town number is lower. Table 2.2: Total Housing Units, Occupancy, and Tenure Town of Anderson, Iron County, and State of Wisconsin, 2000 Housing Units
Town of Anderson
Iron County
State of Wisconsin
Number
Percent
Number
Percent
Number
Percent
118
100.0%
5,706
100.0%
2,321,144
100.0%
Total Units Occupied
28
23.7%
3,083
54.0%
2,084,544
89.8%
Owner
25
89.3%
2,489
80.7%
1,426,361
68.4%
Renter
3
10.7%
594
19.3%
658,183
31.6%
Vacant
90
76.3%
2,623
46.0%
236,600
10.2%
For Rent
37
41.1%
189
7.2%
38,714
16.4%
For Sale
0
0.0%
69
2.6%
17,172
7.3%
Seasonal
47
52.2%
2,159
82.3%
142,313
60.1%
Other
6
6.7%
206
7.9%
38,401
16.2%
Source: U.S. Census 2000, SF1
Table 2.3 compares selected housing characteristics for the Town of Anderson with surrounding communities and Iron County. The Town of Knight had the highest rate of seasonal, recreational, or occasional use housing units compared to the other communities listed in the table. The town’s median housing value in 2000, as reported by specified owner-occupied units, was $20,000 and was considerably lower than the surrounding communities and the county. Table 2.3: Comparison of Housing Characteristics Town of Anderson Town of Gurney Town of Saxon Town of Knight Iron County 118
84
221
235
5,706
% Occupied Housing Units
23.7%
71.4%
67.0%
51.9%
54.0%
% Seasonal
39.8%
25.0%
29.0%
41.7%
37.8%
Total Housing Units
Housing
2-2
Town of Anderson Comprehensive Plan
*Median Housing Value
$20,000
July 2005
$72,500
$45,000
$37,000
$58,900
Source: U.S. Census 2000, SF1 and SF3 * Specified owner-occupied units
Value Characteristics Some statistical data represented in this chapter is based on long form census data. Specified owner occupied housing units is defined by the U.S. Census Bureau as the following: Total number of owner occupied housing units described as either a one family home detached from any other house or a one family house attached to one or more houses on less than 10 acres with no business on the property. From 1990 to 2000, a decrease occurred in the median value of specified owner-occupied housing units in the Town of Anderson. In 2000, the median value was $20,000 compared to $23,800 in 1990 and $21,100 in 1980. According to Census 2000, of the reporting sample of 12 specified owner-occupied housing units in the town, all are valued under $40,000. The value ranged from less than $10,000 to $39,999. Affordability of owner and renter occupied units is critical to sustaining population and employment levels for local businesses. According to the U.S. Department of Housing and Urban Development (HUD), affordable housing costs including utilities, taxes, mortgage or rent payments, and insurance should not be greater than 30 percent of the total household income. If the housing costs are greater than 30 percent, households may have difficulty making ends meet. Table 2.4 shows the monthly owner costs as a percent of household income in 1999 as reported by Census 2000. In the Town of Anderson, none of the owners of the specified owner-occupied units exceeded 30 percent of their household income. Table 2.4: Monthly Owner Costs as a Percent of Household Income – 1999 Percent of Household Income
Units
Percent of Specified Units
Less than 15 Percent
2
16.7%
15.0 to 19.9 Percent
4
33.3%
20.0 to 24.9 Percent
2
16.7%
25 to 29.9 Percent
2
16.7%
30.0 to 34.9 Percent
0
0.0%
35.0 Percent or More
0
0.0%
Not Computed
2
16.7%
Total Specified Units
12
100.0%
Source: U.S. Census Bureau, SF3
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Housing
Town of Anderson Comprehensive Plan
July 2005
Age Characteristics Understanding the relative age of the housing stock is a good indicator of the condition of the available housing units. Table 2.5 lists the percent of the town’s total housing stock by the decade in which it was built. Figure 2.1 depicts the age of the housing units by year built with a more detailed breakdown of quantity of units for the decade from 1990 to March 2000. As indicated by the table and the graph, the decade of the 1980s brought the most housing starts to the town.
Table 2.5: Age of Housing Stock Town of Anderson Year Structure Built 1990 to March 2000
Percent of Total Housing Stock 11 (9.3%)
1980 to 1989
39 (32.8%)
1970 to 1979
17 (14.3%)
1960 to 1969
18 (15.1%)
1940 to 1959
6 (5.0%)
1939 or earlier
28 (23.5%)
Total
119 (100%)
Source: U.S. Census 2000, SF3
Figure 2.1: Age of Housing Stock 40 35 30 25 20 15 10 5 0
# of Housing Units
1999 to March
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1940 to 1959
1939 or earlier
0
9
2
39
17
18
6
28
Source: U.S Census 2000, SF3
Structural Characteristics Table 2.6 references the type of Table 2.6: Units in Structure 1980-2000 structural housing units in the Town of 1980 1990 2000 Anderson as reported by the U.S. 1-Unit Detached 81 67 79 Census Bureau in 1980, 1990, and 2000. 1-Unit Attached 0 0 2 One-unit detached homes are the typical 2-4 Unit (multi-family) 4 0 32 housing unit for the town and the 5 or more Unit (multi-family) 4 0 0 number has remained quite consistent Mobile Home or Trailer 5 3 6 since 1980. Multi-family units of 2-4 Boat, RV, Van, Other 0 6 0 units increased significantly in the Source: U.S. Census Bureau: 1980 STF3A, 1990 STF1, 2000 SF3 decade from 1990 to 2000. According to Census 2000, approximately 66 percent of town housing units were 1-unit detached dwellings and approximately 5 percent were mobile homes. Housing
2-4
Town of Anderson Comprehensive Plan
July 2005
Table 2.7 shows the number of rooms in total housing units for the town as reported by the U.S. Census Bureau for the years 1990 and 2000. Numerically and on a percentage basis, the increase in housing units over the last decade was in smaller 1 and 3 room dwellings.
Table 2.7: Number of Rooms in Housing Units Rooms 1 room 2 rooms 3 rooms 4 rooms 5 rooms 6 rooms 7 rooms 8 rooms 9 or more rooms
1990
2000
1 9 9 15 16 16 6 2 2
9 8 38 18 26 18 0 2 0
Source: U. S. Census Bureau, 1990 STF1, 2000 SF 3
Comprehensive Plan Survey Results on Housing Roughly 52 percent of Town of Anderson respondents feel the overall quality of housing in their community is fair, while 38 percent rate it as good. Furthermore, approximately 54 percent believe that dilapidated/abandoned buildings and houses are a problem in their local community. Table 2.8 summarizes the results from the survey with regard to the type of housing respondents feel is needed in their community. Overall, the responses to the survey indicated a need for rehabilitation of existing homes and more moderately priced homes. Table 2.8: Type of Housing Needed in Town Town of Anderson
Resident
Non-resident
Single-Family Homes
10
19.2%
6
60.0%
4
40.0%
Moderately Priced Homes
18
34.6%
8
44.4%
10
55.6%
Higher Priced Homes
1
1.9%
1
100.0%
0
0.0%
Duplexes
2
3.8%
0
0.0%
2
100.0%
Apartments
4
7.7%
0
0.0%
4
100.0%
Manufactured (Mobile) Homes
0
0.0%
0
0.0%
0
0.0%
Mobile Home Parks
1
1.9%
0
0.0%
1
100.0%
Housing for Seniors
11
21.2%
4
36.4%
7
63.6%
Public/Subsidized Housing Rehabilitation of Existing Homes (weatherization, etc.)
4
7.7%
2
50.0%
2
50.0%
31
59.6%
15
48.4%
16
51.6%
Source: Town of Anderson Comprehensive Plan Survey, Town Responses = 52
Residents should be encouraged to seek rehabilitation assistance from Iron County’s housing RLF program. Additionally, the town and local residents should investigate weatherization programs from local housing authorities and other agencies.
2-5
Housing
Town of Anderson Comprehensive Plan
2.3
July 2005
PROJECTED HOUSING CHARACTERISTICS
According to the U.S. Census Bureau, the Town of Anderson experienced an increase in total housing units since 1980. As shown in Table 2.1, the increase amounted to 24 new housing units. Table 2.9 indicates that based on population and household projections, continued growth is not expected for the town. Projections indicate that by 2010 the town will lose 13 units and by 2025 the town will have lost 29 units (25 %) from the 2000 figure of 118, for a total of 89 units. Table 2.9: Projected Housing Characteristics 2005-2025 Town of Anderson
2000
2005
2010
2015
2020
2025
Total Housing Units
118
110
105
101
93
89
28
26
25
24
22
21
25
23
22
21
20
19
Total Occupied Housing Units (Households) Owner-Occupied Units Renter Occupied Units Vacant Units Seasonal Units Average Household Size
3
3
3
3
2
2
90
84
80
77
71
68
47
44
42
40
37
35
2.18
2.15
2.08
2.00
1.95
1.90
Source: US Census Bureau, Wisconsin Department of Administration, Northwest Regional Planning Commission
Projected housing units were derived using known housing trends and making future assumptions based on past trends. Based on data regarding projected population and number of households, it was assumed that a decline in the average household size to the year 2025 would continue. An assumption was also made that the ratio between seasonal units and occupied units would remain the same as that represented in 2000 to the year 2025. TOTAL HOUSING UNITS: Sum of all housing units including occupied, vacant, and seasonal. TOTAL OCCUPIED HOUSING UNITS: Projected year population divided by projected year persons per household. OWNER-OCCUPIED UNITS: Projected year total occupied housing units minus projected year renter occupied units. RENTER-OCCUPIED UNITS: Previous year renter units divided by previous year occupied units times projected year occupied units. VACANT YEAR UNITS: Projected year occupied units times previous year vacant year round units divided by previous year occupied units. SEASONAL UNITS: Previous year seasonal units divided by previous year round units times projected year round units.
Housing
2-6
Town of Anderson Comprehensive Plan
2.4
July 2005
HOUSING PROGRAMS
The Wisconsin comprehensive planning legislation requires the Town of Anderson to compile a list of programs to provide an adequate housing supply that meets existing and forecasted housing demand. Below are housing programs available to developers or the town. WHEDA (Wisconsin Housing and Economic Development Authority) The Wisconsin Housing and Economic Development Authority serves Wisconsin residents and communities by working with others to provide creative financing resources and information to stimulate and preserve affordable housing, small business, and agribusiness. USDA-Rural Development Rural Development administers federal funds to help secure loan options to assist low- to moderate-income families with home purchase and rehabilitation. Rural Development generally funds individuals who cannot obtain conventional financing. Community Development Block Grant (CDBG) Housing Rehabilitation Housing rehabilitation funds are made available through the Department of Housing and Urban Development, Washington, DC as a pass through to the State of Wisconsin. CDBG housing rehabilitation funds are available to municipalities to help offset rehabilitation costs by eligible homeowners, renters, and landlords. Community Development Block Grant Emergency Assistance Program (CDBGEAP) Emergency assistance funds are available to assist local governments in responding to emergency housing needs. The funds are provided to low to moderate-income families who are homeless due to natural disasters, as well as family groups who meet the state definition of homeless. Northwest Affordable Housing Inc. Northwest Affordable Housing Inc. is a 501(C)(3) non-profit organization that is able to obtain funds that are not available to the general public for the purpose of promoting affordable and accessible housing for low- and moderate-income persons. Indianhead Community Action Agency This agency provides weatherization (insulation, windows, doors, energy efficient furnaces, etc.) or that helps homeowners with even the most modest or extensive home repairs. Tomorrow’s Home Foundation The Tomorrow’s Home Foundation was created in 2000 for several purposes, including assisting disabled persons in the purchase of a manufactured or modular home via a down payment assistance grant, providing emergency assistance grants designed to make critical repairs so that individuals and families can stay in their manufactured or mobile home, create a method and mode for disposing of old, uninhabitable mobile homes that were blighting the countryside and educating the manufactured and modular housing industry. At the present time, the Tomorrow's Home Foundation only operates in the State of Wisconsin.
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Housing
Town of Anderson Comprehensive Plan
July 2005
Iron County Housing Committee The Iron County Housing Committee oversees redistribution of recycled housing dollars and contracts with Northern Wisconsin Housing Inc. in Mellen. As money becomes available through recycled dollars, it can be re-distributed. Funds can be used for any type of home improvements. Typically, 2-3 rehabilitation jobs are done each year. Weatherization Program This program included a five-county area and participants are eligible for funds for home energy improvements. Rural Housing - HCRI (Housing Cost Reconstruction Initiative) This State of Wisconsin administered program, administered through the Department of Commerce, provides funds for housing down payment and closing costs to low-moderate income families. Funds are also used for delinquent rent, utility bills, mortgages, security deposits, and back taxes. State Veterans Association Provides funding for new home construction and well and septic replacement. Iron County Human Services Provides Iron County residents with energy assistance, furnace repairs and replacement etc. This office keeps record of people’s who are in need of some type of housing repair in Iron County. Northwest Community Service Agency (NWCSA) NWCSA is a non-profit organization that works to promote the self-sufficiency of the low income. A few of the programs which make up this agency are, WIC, Fuel Assistance, Rental Rehabilitation, Kinship Mentoring, Transitional Housing, Memory Lane and the Food Shelf.
2.5
HOUSING GOALS, OBJECTIVES, ACTIONS, POLICIES, AND PROGRAMS
A set of recommended goals, objectives, and actions steps has been developed to assist the Town of Anderson in the area of housing. Implementation of the identified actions will assist in achieving the overall goal. GOAL:
Encourage safe and affordable housing in the Town of Anderson. Objective 1:Work with developers, realtors, etc…to promote moderately priced homes in the Town of Anderson. Action: Provide some sort of incentive for developers who provided housing for lower-income families. Objective 2: Work to rehabilitate existing homes in the Town. Action: Search for funding to restore or demolish old dilapidated residential sites in the town.
Housing
2-8
Town of Anderson Comprehensive Plan
July 2005
2-9
Housing
July 2005
ELEMENT 2 - HOUSING ELEMENT 2.1
INTRODUCTION
Housing characteristics are related to the social and economic conditions of a community’s residents and are an important element of a comprehensive plan. Information in this element will provide data about the current housing stock, as well as identify significant changes in the number of housing units and other housing characteristics. The ability of a community to provide an adequate housing supply for all persons and income levels is key to its economic prosperity and the well being of its inhabitants. The Town of Anderson encourages and promotes the private sector to address the needs of all income levels, age groups, and persons with special needs in the development of housing within the town. The town itself cannot independently supply the range of housing needs local residents may in fact desire. As a result, the private sector is encouraged to make available the development or redevelopment of land to accommodate housing choices for all income levels and housing types, including low-and moderate-income.
2.2
EXISTING HOUSING CHARACTERISTICS
Table 2.1 addresses the number and type of housing units for the period 1980-2000. During that time period, total housing units increased by 24, an increase of 25 percent. Occupied housing units (households) continued to decline during that time frame, but the number of vacant units, after a loss from 1980-1990 and a gain from 1990-2000, became greater by year 2000 for a net gain of 26 units. Table 2.1: Housing Stock 1980-2000 1980
1990
2000
Change 1980-1990
Change 1990-2000
Total Housing Units
94
76
118
-18
42
Total Occupied Housing Units (Households)
33
31
28
-2
-3
Owner-Occupied Units
29
28
25
-1
-3
Renter Occupied Units
4
3
3
-1
0
Vacant Units
17
6
43
-11
37
Seasonal or Occasional Use Units
44
39
47
-5
8
2.76
2.23
2.18
-0.53
-0.05
Town of Anderson
Average Household Size Source: US Census Bureau 1980, 1990, 2000
A gradual decline of inhabitants per occupied household (average household size) is occurring throughout Iron County. Table 2.1 indicates that in 2000 the Town of Anderson had an average of 2.18 persons per household, representing a decline from both 1980 and 1990 levels. The
2-1
Housing
Town of Anderson Comprehensive Plan
July 2005
central trends causing this decline include the out migration of inhabitants over the age of 18 for work or school, overall smaller family sizes, fewer families with children moving into the town, and fewer children being born to town residents. Additionally, many households are composed of retired couples or are single person households. Occupancy Characteristics Table 2.2 compares in detail the occupancy and tenure characteristics for the Town of Anderson, Iron County, and the State of Wisconsin. As referenced in the table, 90 (76.3%) of all town housing units in 2000 were identified as vacant with 52.2 percent of those vacant units reported as seasonal, leaving a “true” vacancy rate of 36.4 percent. In comparison, Iron County had 46.0 percent of housing units vacant (82.3% seasonal) for a “true” vacancy rate of 8.1 percent. Because of the high seasonal housing levels, housing vacancy rates in the town and the county were greater than the state rate. According to Census 2000, renter-occupied units comprised 10.7 percent of all occupied housing units in the Town of Anderson. Compared to 19.3 percent for the county and 31.6 percent for the state, the town number is lower. Table 2.2: Total Housing Units, Occupancy, and Tenure Town of Anderson, Iron County, and State of Wisconsin, 2000 Housing Units
Town of Anderson
Iron County
State of Wisconsin
Number
Percent
Number
Percent
Number
Percent
118
100.0%
5,706
100.0%
2,321,144
100.0%
Total Units Occupied
28
23.7%
3,083
54.0%
2,084,544
89.8%
Owner
25
89.3%
2,489
80.7%
1,426,361
68.4%
Renter
3
10.7%
594
19.3%
658,183
31.6%
Vacant
90
76.3%
2,623
46.0%
236,600
10.2%
For Rent
37
41.1%
189
7.2%
38,714
16.4%
For Sale
0
0.0%
69
2.6%
17,172
7.3%
Seasonal
47
52.2%
2,159
82.3%
142,313
60.1%
Other
6
6.7%
206
7.9%
38,401
16.2%
Source: U.S. Census 2000, SF1
Table 2.3 compares selected housing characteristics for the Town of Anderson with surrounding communities and Iron County. The Town of Knight had the highest rate of seasonal, recreational, or occasional use housing units compared to the other communities listed in the table. The town’s median housing value in 2000, as reported by specified owner-occupied units, was $20,000 and was considerably lower than the surrounding communities and the county. Table 2.3: Comparison of Housing Characteristics Town of Anderson Town of Gurney Town of Saxon Town of Knight Iron County 118
84
221
235
5,706
% Occupied Housing Units
23.7%
71.4%
67.0%
51.9%
54.0%
% Seasonal
39.8%
25.0%
29.0%
41.7%
37.8%
Total Housing Units
Housing
2-2
Town of Anderson Comprehensive Plan
*Median Housing Value
$20,000
July 2005
$72,500
$45,000
$37,000
$58,900
Source: U.S. Census 2000, SF1 and SF3 * Specified owner-occupied units
Value Characteristics Some statistical data represented in this chapter is based on long form census data. Specified owner occupied housing units is defined by the U.S. Census Bureau as the following: Total number of owner occupied housing units described as either a one family home detached from any other house or a one family house attached to one or more houses on less than 10 acres with no business on the property. From 1990 to 2000, a decrease occurred in the median value of specified owner-occupied housing units in the Town of Anderson. In 2000, the median value was $20,000 compared to $23,800 in 1990 and $21,100 in 1980. According to Census 2000, of the reporting sample of 12 specified owner-occupied housing units in the town, all are valued under $40,000. The value ranged from less than $10,000 to $39,999. Affordability of owner and renter occupied units is critical to sustaining population and employment levels for local businesses. According to the U.S. Department of Housing and Urban Development (HUD), affordable housing costs including utilities, taxes, mortgage or rent payments, and insurance should not be greater than 30 percent of the total household income. If the housing costs are greater than 30 percent, households may have difficulty making ends meet. Table 2.4 shows the monthly owner costs as a percent of household income in 1999 as reported by Census 2000. In the Town of Anderson, none of the owners of the specified owner-occupied units exceeded 30 percent of their household income. Table 2.4: Monthly Owner Costs as a Percent of Household Income – 1999 Percent of Household Income
Units
Percent of Specified Units
Less than 15 Percent
2
16.7%
15.0 to 19.9 Percent
4
33.3%
20.0 to 24.9 Percent
2
16.7%
25 to 29.9 Percent
2
16.7%
30.0 to 34.9 Percent
0
0.0%
35.0 Percent or More
0
0.0%
Not Computed
2
16.7%
Total Specified Units
12
100.0%
Source: U.S. Census Bureau, SF3
2-3
Housing
Town of Anderson Comprehensive Plan
July 2005
Age Characteristics Understanding the relative age of the housing stock is a good indicator of the condition of the available housing units. Table 2.5 lists the percent of the town’s total housing stock by the decade in which it was built. Figure 2.1 depicts the age of the housing units by year built with a more detailed breakdown of quantity of units for the decade from 1990 to March 2000. As indicated by the table and the graph, the decade of the 1980s brought the most housing starts to the town.
Table 2.5: Age of Housing Stock Town of Anderson Year Structure Built 1990 to March 2000
Percent of Total Housing Stock 11 (9.3%)
1980 to 1989
39 (32.8%)
1970 to 1979
17 (14.3%)
1960 to 1969
18 (15.1%)
1940 to 1959
6 (5.0%)
1939 or earlier
28 (23.5%)
Total
119 (100%)
Source: U.S. Census 2000, SF3
Figure 2.1: Age of Housing Stock 40 35 30 25 20 15 10 5 0
# of Housing Units
1999 to March
1995 to 1998
1990 to 1994
1980 to 1989
1970 to 1979
1960 to 1969
1940 to 1959
1939 or earlier
0
9
2
39
17
18
6
28
Source: U.S Census 2000, SF3
Structural Characteristics Table 2.6 references the type of Table 2.6: Units in Structure 1980-2000 structural housing units in the Town of 1980 1990 2000 Anderson as reported by the U.S. 1-Unit Detached 81 67 79 Census Bureau in 1980, 1990, and 2000. 1-Unit Attached 0 0 2 One-unit detached homes are the typical 2-4 Unit (multi-family) 4 0 32 housing unit for the town and the 5 or more Unit (multi-family) 4 0 0 number has remained quite consistent Mobile Home or Trailer 5 3 6 since 1980. Multi-family units of 2-4 Boat, RV, Van, Other 0 6 0 units increased significantly in the Source: U.S. Census Bureau: 1980 STF3A, 1990 STF1, 2000 SF3 decade from 1990 to 2000. According to Census 2000, approximately 66 percent of town housing units were 1-unit detached dwellings and approximately 5 percent were mobile homes. Housing
2-4
Town of Anderson Comprehensive Plan
July 2005
Table 2.7 shows the number of rooms in total housing units for the town as reported by the U.S. Census Bureau for the years 1990 and 2000. Numerically and on a percentage basis, the increase in housing units over the last decade was in smaller 1 and 3 room dwellings.
Table 2.7: Number of Rooms in Housing Units Rooms 1 room 2 rooms 3 rooms 4 rooms 5 rooms 6 rooms 7 rooms 8 rooms 9 or more rooms
1990
2000
1 9 9 15 16 16 6 2 2
9 8 38 18 26 18 0 2 0
Source: U. S. Census Bureau, 1990 STF1, 2000 SF 3
Comprehensive Plan Survey Results on Housing Roughly 52 percent of Town of Anderson respondents feel the overall quality of housing in their community is fair, while 38 percent rate it as good. Furthermore, approximately 54 percent believe that dilapidated/abandoned buildings and houses are a problem in their local community. Table 2.8 summarizes the results from the survey with regard to the type of housing respondents feel is needed in their community. Overall, the responses to the survey indicated a need for rehabilitation of existing homes and more moderately priced homes. Table 2.8: Type of Housing Needed in Town Town of Anderson
Resident
Non-resident
Single-Family Homes
10
19.2%
6
60.0%
4
40.0%
Moderately Priced Homes
18
34.6%
8
44.4%
10
55.6%
Higher Priced Homes
1
1.9%
1
100.0%
0
0.0%
Duplexes
2
3.8%
0
0.0%
2
100.0%
Apartments
4
7.7%
0
0.0%
4
100.0%
Manufactured (Mobile) Homes
0
0.0%
0
0.0%
0
0.0%
Mobile Home Parks
1
1.9%
0
0.0%
1
100.0%
Housing for Seniors
11
21.2%
4
36.4%
7
63.6%
Public/Subsidized Housing Rehabilitation of Existing Homes (weatherization, etc.)
4
7.7%
2
50.0%
2
50.0%
31
59.6%
15
48.4%
16
51.6%
Source: Town of Anderson Comprehensive Plan Survey, Town Responses = 52
Residents should be encouraged to seek rehabilitation assistance from Iron County’s housing RLF program. Additionally, the town and local residents should investigate weatherization programs from local housing authorities and other agencies.
2-5
Housing
Town of Anderson Comprehensive Plan
2.3
July 2005
PROJECTED HOUSING CHARACTERISTICS
According to the U.S. Census Bureau, the Town of Anderson experienced an increase in total housing units since 1980. As shown in Table 2.1, the increase amounted to 24 new housing units. Table 2.9 indicates that based on population and household projections, continued growth is not expected for the town. Projections indicate that by 2010 the town will lose 13 units and by 2025 the town will have lost 29 units (25 %) from the 2000 figure of 118, for a total of 89 units. Table 2.9: Projected Housing Characteristics 2005-2025 Town of Anderson
2000
2005
2010
2015
2020
2025
Total Housing Units
118
110
105
101
93
89
28
26
25
24
22
21
25
23
22
21
20
19
Total Occupied Housing Units (Households) Owner-Occupied Units Renter Occupied Units Vacant Units Seasonal Units Average Household Size
3
3
3
3
2
2
90
84
80
77
71
68
47
44
42
40
37
35
2.18
2.15
2.08
2.00
1.95
1.90
Source: US Census Bureau, Wisconsin Department of Administration, Northwest Regional Planning Commission
Projected housing units were derived using known housing trends and making future assumptions based on past trends. Based on data regarding projected population and number of households, it was assumed that a decline in the average household size to the year 2025 would continue. An assumption was also made that the ratio between seasonal units and occupied units would remain the same as that represented in 2000 to the year 2025. TOTAL HOUSING UNITS: Sum of all housing units including occupied, vacant, and seasonal. TOTAL OCCUPIED HOUSING UNITS: Projected year population divided by projected year persons per household. OWNER-OCCUPIED UNITS: Projected year total occupied housing units minus projected year renter occupied units. RENTER-OCCUPIED UNITS: Previous year renter units divided by previous year occupied units times projected year occupied units. VACANT YEAR UNITS: Projected year occupied units times previous year vacant year round units divided by previous year occupied units. SEASONAL UNITS: Previous year seasonal units divided by previous year round units times projected year round units.
Housing
2-6
Town of Anderson Comprehensive Plan
2.4
July 2005
HOUSING PROGRAMS
The Wisconsin comprehensive planning legislation requires the Town of Anderson to compile a list of programs to provide an adequate housing supply that meets existing and forecasted housing demand. Below are housing programs available to developers or the town. WHEDA (Wisconsin Housing and Economic Development Authority) The Wisconsin Housing and Economic Development Authority serves Wisconsin residents and communities by working with others to provide creative financing resources and information to stimulate and preserve affordable housing, small business, and agribusiness. USDA-Rural Development Rural Development administers federal funds to help secure loan options to assist low- to moderate-income families with home purchase and rehabilitation. Rural Development generally funds individuals who cannot obtain conventional financing. Community Development Block Grant (CDBG) Housing Rehabilitation Housing rehabilitation funds are made available through the Department of Housing and Urban Development, Washington, DC as a pass through to the State of Wisconsin. CDBG housing rehabilitation funds are available to municipalities to help offset rehabilitation costs by eligible homeowners, renters, and landlords. Community Development Block Grant Emergency Assistance Program (CDBGEAP) Emergency assistance funds are available to assist local governments in responding to emergency housing needs. The funds are provided to low to moderate-income families who are homeless due to natural disasters, as well as family groups who meet the state definition of homeless. Northwest Affordable Housing Inc. Northwest Affordable Housing Inc. is a 501(C)(3) non-profit organization that is able to obtain funds that are not available to the general public for the purpose of promoting affordable and accessible housing for low- and moderate-income persons. Indianhead Community Action Agency This agency provides weatherization (insulation, windows, doors, energy efficient furnaces, etc.) or that helps homeowners with even the most modest or extensive home repairs. Tomorrow’s Home Foundation The Tomorrow’s Home Foundation was created in 2000 for several purposes, including assisting disabled persons in the purchase of a manufactured or modular home via a down payment assistance grant, providing emergency assistance grants designed to make critical repairs so that individuals and families can stay in their manufactured or mobile home, create a method and mode for disposing of old, uninhabitable mobile homes that were blighting the countryside and educating the manufactured and modular housing industry. At the present time, the Tomorrow's Home Foundation only operates in the State of Wisconsin.
2-7
Housing
Town of Anderson Comprehensive Plan
July 2005
Iron County Housing Committee The Iron County Housing Committee oversees redistribution of recycled housing dollars and contracts with Northern Wisconsin Housing Inc. in Mellen. As money becomes available through recycled dollars, it can be re-distributed. Funds can be used for any type of home improvements. Typically, 2-3 rehabilitation jobs are done each year. Weatherization Program This program included a five-county area and participants are eligible for funds for home energy improvements. Rural Housing - HCRI (Housing Cost Reconstruction Initiative) This State of Wisconsin administered program, administered through the Department of Commerce, provides funds for housing down payment and closing costs to low-moderate income families. Funds are also used for delinquent rent, utility bills, mortgages, security deposits, and back taxes. State Veterans Association Provides funding for new home construction and well and septic replacement. Iron County Human Services Provides Iron County residents with energy assistance, furnace repairs and replacement etc. This office keeps record of people’s who are in need of some type of housing repair in Iron County. Northwest Community Service Agency (NWCSA) NWCSA is a non-profit organization that works to promote the self-sufficiency of the low income. A few of the programs which make up this agency are, WIC, Fuel Assistance, Rental Rehabilitation, Kinship Mentoring, Transitional Housing, Memory Lane and the Food Shelf.
2.5
HOUSING GOALS, OBJECTIVES, ACTIONS, POLICIES, AND PROGRAMS
A set of recommended goals, objectives, and actions steps has been developed to assist the Town of Anderson in the area of housing. Implementation of the identified actions will assist in achieving the overall goal. GOAL:
Encourage safe and affordable housing in the Town of Anderson. Objective 1:Work with developers, realtors, etc…to promote moderately priced homes in the Town of Anderson. Action: Provide some sort of incentive for developers who provided housing for lower-income families. Objective 2: Work to rehabilitate existing homes in the Town. Action: Search for funding to restore or demolish old dilapidated residential sites in the town.
Housing
2-8
Town of Anderson Comprehensive Plan
July 2005
2-9
Housing
